volcano heights sector development plan · volcano heights sector development ... design...

August 19, 2011 Volcano Heights SDP - Focus Group Presentation - WORKING DRAFT

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Volcano Heights Sector Development Plan

Focus GroupsAugust 23, 2011


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Purpose

We need your input: The direction of zoning strategies and draft

revisions. Other issues you want to see addressed in the

revised draft.


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Agenda

Presentation: Revised draft strategies and materials

Questions/Discussion: Questions and comments about presentation

materials General Discussion

Next Steps: Materials & content for September 14 EPC Hearing October 6


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Volcano Heights


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Volcano Heights Sector Development Planning Process

Various Public and Agency Meetings Ongoing from 2004 to 2011

Environmental Planning Commission (EPC) September 2nd, 2010 November 4th, 2010 July 7th, 2011 October 6th, 2011 (to come)

West Side Strategic Plan Volcano Mesa Amendment Adopted February 2011 Designates Major Activity Center in Volcano Heights Provides policies to guide development and protect sensitive

areas


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Public Concerns with 2010 Draft

1. Design regulations don’t allow what the market desires

2. Zone sizes and locations seem arbitrary

3. Intense zones negatively impact existing residential areas (e.g. VHUC on the north Plan boundary)

4. Increased traffic in this area will make existing congestion worse

5. Heights / density are too high


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Revised Draft Strategies

1. Market responsiveness & flexibility2. Revised zones, locations, and sizes3. Transition Zones to protect existing

neighborhoods & sensitive lands4. Revised road network strategy & MAC traffic

comparisons5. Revised height & zoning (density) strategy


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1. MARKET FEASIBILITY More focused Town Center Auto-oriented development along

Paseo/Unser Mixed-use (ultimate flexibility) everywhere Incentives-based regulations Short- and long-term design flexibility Streamlined development approval


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Design Review Process:New Development

< 5 acres:– Fully Compliant: Review Team & AA– Otherwise: Review Team & DRB

All other zones:• Town Center• Regional Center• Neighborhood Center

Non-residential development (any size) ANDResidential > 5 acres:– Fully compliant: AA– Otherwise: Review Team & AA

Approval ProcessZONES

Residential development < 5 acres:Administrative Approval (AA)

Transition Zones & VHMX:

> 5 acres:– Review Team & DRB


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Design Review Process:Redevelopment & Adjustments to the Code

Minor Modification

Major Modification

Minor Modification

Major Modification

Proposed Change

Review Team & DRBAll other zones:• Town Center• Regional Center• Neighborhood Center

AA

Approval ProcessZONES

Review Team + Administrative Approval (AA)Transition Zones & VHMX:

Review Team & AA

Major Modification = >10 % of dimensional standard, requirement, or bonus criteriaOR change otherwise deemed major by Planning Director and/or his/her designee

Minor Modification = < 10% of dimensional standard OR change otherwise deemed minor by Planning Director and/or his/her designee


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Volcano Heights Review Team

City department staff Planning Municipal Development City Forester Open Space Division As needed: Economic

Development, Transit, Environmental Health, etc.

Other? Property owners

representative? Neighborhood representative? Building design professional? Business owners

representative? Development Manager?

A Review Team would be convened by the Planning Director or Designee. This standing group would review development proposals as they are submitted and work cooperatively with the applicant to assure compliance with the Plan’s regulations and intent.


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2. & 3. ZONE SIZES & LOCATIONS Town Center along Bus Rapid Transit (BRT) route Regional Center along Paseo/Unser Neighborhood Centers at intersections Transition zones on North, South, and East

Proposed BRT

Route


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Proposed Zoning Maps

Volcano Heights ZoningSector Development PlanJuly 2010

Proposed Character ZonesAugust 2011 VHTC

VHMX

VHMX

VHNT

VHNTVHET

VHRC

VHNCVHNC


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Character Zone Map


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Character Zones

Single-family, townhouse, live-work units, small-scale office and/or retail

LowResidentialLower-density residential, with heights @ 26 ft., and low-impact office/commercial

Neighborhood Transition:

Single-family, townhouse, live-work units, small-scale office and/or retail

LowResidentialLower-density residential, with heights @ 15-26 ft., and low-impact office/commercial

Escarpment Transition:

Grocery, bank, junior anchors, auto-oriented uses, etc.

HighAuto-oriented Commercial

Regional/destination retail/services

Regional Center:

Zone Description Emphasis Density/ Intensity Examples

Town Center:Major activity/ employment / entertainment / urban living

Transit / Walkable

CommercialHighest

Transit center, corporate headquarters, theaters, restaurants, nightlife, etc.

Neighborhood Center:

Retail/services mostly devoted to everyday needs Mixed Use High

Townhouses, live-work, apartments/condos, offices, retail

Mixed Use: A mix of residential and commercial uses Mixed Use Medium

Townhouses, live-work, apartments/condos, retail, offices


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4. TRAFFIC Paseo & Unser = regional roads Mandatory Roads + full intersections = local traffic network Paseo del Norte to I-25 Bus Rapid Transit (BRT) corridor Local destinations, services, retail, etc. Bike routes / trails (to come)


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Mandatory Streets

Paseo del Norte

Unser Blvd

.


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Limited-access Intersections

Paseo del Norte

Unser Blvd

.

Full intersection “on the books”

Right-in / Right-out intersection “on the books”

Dashed lines = proposed

LEGEND


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Major Activity Centers in Albuquerque

East Side:152,300

jobs

West Side:14,400 jobs existing

With Volcano Heights MAC:34,400 jobs


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City of AlbuquerqueMajor Activity Center (MAC) Comparisons

21,7335,1509,50018,800 8,65011,600Low

62,25023,70026,90045,400 35,85030,600High

AVERAGE WEEKDAY TRAFFIC COUNTS (2010)

13%7%7%17%15%7%Over 50 miles

17%15%15%26%17%17%10 to 50 miles

70%77%78%57%68%76%Less than 10 miles

COMMUTE LENGTH (2009)

~2.80 million3.29 million1.9 million~4.07 million950,0003.77 millionTotal sq. ft.

~0550,0001.0 million4.07 million630,0001.95 millionRetail sq. ft.

2.80 million2.74 million900,000~0320,0001.82 millionOffice sq. ft.

15.857.932.310.011.848.4Jobs/acre

3,16616,25110,1743,6574,85828,567Workers commuting in

3,16616,34210,1943,6574,85828,703Est. jobs

EMPLOYMENT

0.0 miles0.4 miles0.6 miles4.1 miles0.0 miles0.0 milesDriving distance to nearest interstate

201282315366411593Acres

OVERVIEW

Journal CtrDowntownUNMCottonwood

CtrRenaissance

Ctr.Uptown

Com

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201

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Cou

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Serv

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Gru

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Ellis

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IS


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Major Activity Center (MAC) Comparisons

21,7335,1509,50018,800 8,65011,600Low

62,25023,70026,90045,400 35,85030,600High

TRAFFIC COUNTS (2010)

13%7%7%17%15%7%Over 50 miles

17%15%15%26%17%17%10 to 50 miles

70%77%78%57%68%76%Less than 10 miles





15.857.932.310.011.848.4Jobs/acre


3,16616,34210,1943,6574,85828,703Est. jobs

EMPLOYMENT


201282315366411593Acres

OVERVIEW


CtrRenaissance

Ctr.Uptown


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21,7335,1509,50018,800 8,65011,600Low

62,25023,70026,90045,400 35,85030,600High


13%7%7%17%15%7%Over 50 miles

17%15%15%26%17%17%10 to 50 miles

70%77%78%57%68%76%Less than 10 miles





15.857.932.310.011.848.4Jobs/acre


3,16616,34210,1943,6574,85828,703Est. jobs

EMPLOYMENT


201282315366411593Acres

OVERVIEW


CtrRenaissance

Ctr.Uptown


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21,7335,1509,50018,800 8,65011,600Low

62,25023,70026,90045,400 35,85030,600High


13%7%7%17%15%7%Over 50 miles

17%15%15%26%17%17%10 to 50 miles

70%77%78%57%68%76%Less than 10 miles





15.857.932.310.011.848.4Jobs/acre


3,16616,34210,1943,6574,85828,703Est. jobs

EMPLOYMENT


201282315366411593Acres

OVERVIEW


CtrRenaissance

Ctr.Uptown


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21,7335,1509,50018,800 8,65011,600Low

62,25023,70026,90045,400 35,85030,600High


13%7%7%17%15%7%Over 50 miles

17%15%15%26%17%17%10 to 50 miles

70%77%78%57%68%76%Less than 10 miles





15.857.932.310.011.848.4Jobs/acre


3,16616,34210,1943,6574,85828,703Est. jobs

EMPLOYMENT


201282315366411593Acres

OVERVIEW


CtrRenaissance

Ctr.Uptown


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21,7335,1509,50018,800 8,65011,600Low

62,25023,70026,90045,400 35,85030,600High


13%7%7%17%15%7%Over 50 miles

17%15%15%26%17%17%10 to 50 miles

70%77%78%57%68%76%Less than 10 miles





15.857.932.310.011.848.4Jobs/acre


3,16616,34210,1943,6574,85828,703Est. jobs

EMPLOYMENT


201282315366411593Acres

OVERVIEW


CtrRenaissance

Ctr.Uptown


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Average Weekday Traffic Counts

Uptown MAC Journal Center MAC


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Commute Patterns

Uptown MACJournal Center MAC

Uptown MAC

Journal CenterMAC


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Commute Patterns

Uptown MACCottonwood MAC

Uptown MAC

CottonwoodMAC


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5. HEIGHTS / DENSITY Heights:

Escarpment Transition: 15 feet within NWMEP Impact Area For the next row of houses, 18 feet + 26 feet for up to 50% of

building footprint

26 feet everywhere else by right Height Bonuses for Non-transition zones

(Center Zones + Mixed-Use): Bonus criteria up to 40 feet in all non-Transition zones Additional bonus criteria up to 65 feet in Center zones Employment criteria + Development Agreement with City to go

above 65 in Town Center ONLY


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Northwest Mesa Escarpment PlanImpact Area

Paseo del Norte

PetroglyphNational

Monument 15-foot height limit


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5. HEIGHTS / DENSITY(Cont’d) Density:

Mixed use everywhere Transition Zones less dense More focused Town Center Zone organized

around BRT Route Regional Center Zone lining Paseo/Unser Neighborhood Center Zone to encourage

height/density at intersections


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PLAN STRUCTUREI. Street Network Hierarchy

Mandatory vs. Non-mandatory Streets ‘A’ frontages vs. ‘B’ service access roads

II. Character Zones Map Land Use Table

III. Streetscape StandardsIV. Site Development StandardsV. Building Design StandardsVI. Sign StandardsVII. Open Space Standards


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I. Street Network Hierarchy

Mandatory Streets vs. Non-mandatory Streets Mandatory Streets = Mapped & regulated by Street Character first Non-mandatory Streets = Criteria only & regulated by Character Zone

‘A’ Street & ‘B’ Street Locations ‘A’ Street = Building entrances, pedestrian-friendly ‘B’ Street = Services, more auto-oriented


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I. Street Network Hierarchy

Mandatory Streets Minimal streets needed to serve area development ‘A’ vs. ‘B’ locations mapped (can be adjusted minimally) Required cross sections (can be adjusted minimally) Required frontages, parking screening, landscape standards, etc.

Non-mandatory Streets: Eventual local network of streets to serve individual developments ‘A’ vs. ‘B’ percentages required by project type & size Street locations decided by developers (first in sets pattern) Cross section options by Character Zone All standards by Character Zone


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Cross Section Location Map(Cross Sections to come)


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II. & III. Character Zones & Street Character


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II. Character Zones

Structure: Tied to mandatory street network Trumped by street character for Mandatory Streets Coordinated with adjacent Transition zones Regulates land use mix

Strategy: Incentive-based Flexible to meet market conditions over time Intense, dense urban core in Town Center along BRT route Mixed-use everywhere Transitions zones to buffer existing neighborhoods to the

north and south and sensitive lands to the east


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II. & III. Character Zones & Street Character

Proposed Development

Fronting a Mandatory ‘A’ Street

Fronting a Non-Mandatory

‘A’ Street

Primary Regulation:Streetscape Standards• Cross Sections• Frontages• Parking screening• Encroachment• Landscaping (public realm)• Signage

Secondary Regulation:Character Zone• Use• Site Development Standards (remaining)• Building Development Standards

Primary Regulation:Character Zone• Use• Site Development Standards• Building Development Standards

Secondary Regulation:Streetscape Standards• Cross Section Options by Character Zone• Other Streetscape Standards

OR


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IV. Site Development Standards (to come) Frontage: How the building façade relates to the street

Building Placement: How the building footprint relates to the site

Parking Placement & Ratios: Where parking goes on the site and how much parking required by land use (residential vs. commercial, etc.)

Landscape Standards: How much landscaping required on-site & planting lists

Open Space Standards: How much OS is required on-site vs. offsite & bonuses for dedication of significant rock outcroppings

Lighting: Site lighting standards


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V. Building Design Standards (to come) Building form:

Height Building materials Glazing requirements / reflectivity limits Color NOTE: Does NOT include Architectural Style

Performance thresholds/incentives for height/density bonuses


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Design Standards

Bush Central StationForm Based CodeBy Gateway

SAMPLE


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VI. Open Space & Trails

Single-loaded, parkway with off-street trail connected to Paseo del Norte foot bridge and Petroglyph National Monument

On-street bike trails

Rock outcroppings dedication Definition of “Significant Rock Outcropping”

Coordinated with Open Space Division

Dedicated Significant Rock Outcropping square footage counts double toward the required OS dedication (on-site or off-site)

Other incentives?


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Appendix: Implementation

Timeline & Infrastructure Needs Financial Tools Roles & Responsibilities


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Implementation Timeline & Infrastructure Needs Development timeline = years or decades Attracting quality development and employers

will require a higher than typical level of infrastructure: Mandatory road network, including transit-friendly urban boulevard

through Town Center Internal, local road network Telecommunications, utility infrastructure Water, sewer, drainage Trails, bike paths, etc. Civic/public spaces, open space, etc. Transit facilities


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Implementation – Potential Financial Tool: Special Assessment District (SAD)

PRO Governments fronts $ to build

the infrastructure, and SAD proceeds pay back debt, (bonds and/or general funds)

Requested by a percentage landowners in an area OR imposed by Council

Pay-as-you go assessments for phased infrastructure improvements

CON Tool primarily to fund

infrastructure Assessment cannot exceed $

benefit to the property from the improvement

Requires majority property owner agreement OR imposition of SADs by local governments (politically dicey)

Phased infrastructure improvements may be slower than needed to attract development

Definition: Special assessment added to property taxes to fund necessary improvements in a development district, such as drinking water and sewer lines, paving and other government services.


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Implementation – Potential Financial Tool: Public Improvement District (PID)

PRO Use of funds more flexible than

SADs PID proceeds can pay back

debt (bonds and/or general funds) OR pay for new PID projects

Potentially more funds can be raised through PID than SAD

CON CABQ requires unanimous vote

of property owners to establish a PID (State allows ¾ agreement by property owners.)

Assessment CAN exceed $ benefit of improvements to property

Definition: Special assessment added to property taxes to fund a broad array of improvements in a development district, ranging from roads and drainage to recreational facilities, trails, parks, public buildings, libraries and other amenities.


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Implementation – Potential Financial Tool: Tax Increment Development District (TIDD)

PRO Use of funds more flexible than

PIDs TIDD revenues can be used for

ongoing maintenance and new facilities

No imposed taxes on property owners (except those incurred by rising property values resulting from development)

CON Complicated, lengthy, potentially

costly process to set up Requires major coordination

between property owners (the primary applicants for TIDDs)

Requires property owners to pay debt service regardless of development progress

Definition: TIDDs capture a portion of the increase in property AND gross receipts taxes resulting from the area’s development to be used to pay back debt on a range of projects similar to PIDs, including transit facilities.


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ImplementationRoles and Responsibilities

Property Owners: Coordination & consensus Infrastructure costs Development costs TIDD, SAD, or PID application

& coordination

City Sector Development Plan

Land use / zoning Design requirements Streamlined review

Economic Development Coordination among

jurisdictions Recruitment

DMD Infrastructure coordination

State, County, MRCOG Transportation coordination Infrastructure assistance?

Volcano Heights will require broad coordination and robust financing mechanisms for infrastructure – all led by property owner efforts.


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Agenda

Presentation: Revised draft strategies and materials.

Questions/Discussion: Burning Questions Feedback General Discussion



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Agenda

Presentation: Revised draft strategies and materials.

Questions/Discussion: Burning Questions Feedback General Discussion



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Next Steps

September 14 Focus Group Materials/Content: Street Cross Sections (mandatory & non-mandatory) Character Zones Building Design Standards Question: What else are you anxious to review?

EPC Hearing October 6: Please come and give:

Support for Plan strategies and/or details Suggestions for improvements


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End of VHSDP Presentation

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